HomeMy WebLinkAboutResolution 881 - Approving SPAR for Central Point Station-11
PLANNING COMMISSION RESOLUTION NO. 881
A RESOLUTION APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW
APPLICATION FOR CENTRAL POINT STATION, A MIXED-USE DEVELOPMENT
WITHIN THE TWIN CREEKS TOD MASTER PLAN AREA AND HIGH MIX
RESIDENTIAL ZONE
(FILE NO. SPAR -20008)
WHEREAS, the applicant has submitted a site plan and architectural review application to develop a
2.19 acre site within the HMR, High Mix Residential zone with 5 buildings consisting of 6,132 square
feet of commercial space, 10 VRBO spaces and 56 residential units, site landscaping and parking lot
improvements; and,
WHEREAS, on August 4, 2020, the City of Central Point Planning Commission conducted a duly -
noticed public hearing on the application, at which time it reviewed the Staff Report and heard
testimony and comments on the application; and
WHEREAS, the Planning Commission's consideration of the application is based on the standards
and criteria applicable to the TOD-HMR, High Mix Residential section 17.65, Application Review
Process section 17.66 and Design Standards — TOD District section 17.67, Site Plan and Architectural
Review section 17.72 of the Central Point Municipal code; and
WHEREAS, the Planning Commission determines that VRBOs are classified as Other Traveler
Accommodation per NAICS, Sector 72119 providing short-term lodging and a use that is more
commercial and appropriate to the HMR zoning district; and
WHEREAS, after duly considering the proposed use, it is the Planning Commission's determination
that, subject to compliance with conditions as set forth in the Staff Report (Exhibit "A") dated August
4, 2020, the application does comply with applicable standards and criteria for approval of the site
plan and architecture.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by
this Resolution No. 881, does hereby approve the Site Plan and Architectural Review application for
Central Point Station at Twin Creeks as per conditions in the Staff Report dated August 4, 2020
(Exhibit "A").
PASSED by the Planning Commission and signed by me in authentication of its passage this 4th day
of August, 2020.
ATTEST:
/-, cd, W. YJ k, � A
i Representative
Planning Commission Resolution No. 881 (8/4/2020)
�Plnningg Commission Chair
STAFF REPORT
05w- -
CENTRAL
POINT
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STAFF REPORT
August 4, 2020
Community Development
Tom 96MpFrey, ATCis-- - -
Community Development Director
AGENDA ITEM: File No. SPAR -20008
Consideration of a Site -Plan and Architectural Review application to construct a mixed-use development on
2.19 acres in the Twin Creeks TOD. The project includes 6,132 square feet of commercial first floor space,
10 furnished first floor VRBO spaces and 56 residential units consisting of a mixture of apartments and
townhouses. Ten townhouses are proposed along Golden Peak Drive to transition to the single family
residences to the north. There is a plaza associated with commercial use and parking is provided internal to
the development. The site is within the High Mix Residential (HMR) zone and is identified on the Jackson
County Assessor's Map as 37 2W 03 CA, Tax Lot 1100, Applicant: Smith Crossing LLC; Agent: Scott
Sinner Consulting, Inc. (Scott Sinner)
STAFF SOURCE:
Tom Humphrey AICP, Community Development Director
BACKGROUND:
The Twin Creeks Master Plan (TCMP) was approved in 2001 to provide guidance and instruction for land
use and development on 230 acres of land within the city. The Master Plan provides a mix of commercial,
residential and civic land use types throughout the Twin Creeks community. Per the Master Plan, high -mix
residential/commercial is planned for the tract of land at the northeast corner of Twin Creeks Crossing Loop
and North Haskell Street for an entire block (Attachment "A"). At this time Smith Crossing LLC
("Applicant") is requesting Site Plan and Architectural Review approval to construct the following.
• Building 1 — Four -Story (Flat Roofed) Mixed Use Building, 6,132 sq. ft. Commercial space, 2
VRBO units on the first floor and 24 dwelling units on floors 2-4 with an elevator.
• Building 2 — Three -Story (Flat Roofed) Mixed Use Building, 4 furnished VRBOs and 3 1 -bedroom
apartments on the first floor and 8 townhouses above.
• Building 3 — Three -Story (Flat Roofed) Mixed Use Building similar to Building 2
• Building 4 — Two -Story 5 Plex (Pitched Roof) Townhouses more compatible with nearby housing
■ Building 5 — Two -Story 5 Plex (Pitched Roof) Townhouses similar to Building 4
The project site is served by all planned infrastructure identified in the Master Plan, including but not limited
to streets and stormwater treatment facilities. All utilities are available to the site.
Project Description:
The Applicant proposes to construct a mixed-use residential/commercial development with commercial
spaces and a total of 66 residential units, some used for commercial purposes. The structures vary in size and
unit count; however, each building includes 1 and 2 bedroom apartment flats and 2 and 3 bedroom
townhouse style units (Attachment `B"). The parking plan consists of off-street parking spaces. As illustrated
in Table 1, the proposal is within the minimum/maximum range for density and complies with the minimum
parking requirements for multifamily housing and commercial square footage.
Table 1. Density and Parkinq Analvsis
I Site
Minimum
Minimum
I Maximum
Maximum
Proposed
Minimum
Minimum No
Proposed
Surplus/
Acres
Isq.ft
Density
No. Units
Density
No. Units
No. Units
Parking Parking
Ratio
Parking
Spaces
Welt
W-)
Spaces
Res
2.19
25
n/a
55
n/a
J n/a
n/a
66
1.5 99
117
18
Com
6,132
n/a
n/a
n/a
1/500 13
13
TOTALS:
2.19
25
55
n/a
n/a
66
1 1.5 112
130
1 18
The open space amenity being proposed with this application is the outdoor plaza associated with the
commercial uses. The entire block and parking area show landscape improvements, as well as a network of
pedestrian pathways (Attachments "C").
Architecturally, the first of five buildings will be the most prominent in this development; a four-story, flat -
roofed structure with parapets, awnings and other unique features (Attachment "D"). Buildings 2 and 3 are
three-story structures of similar appearance to Building 1 with scaled massing (three-dimensional form)
appropriate for their location along North Haskell Street in the vicinity of the TOD core area. All the
building elevations demonstrate a visually interesting and pedestrian friendly scaling with large
windows and entries from the sidewalks. Per the Applicant's Findings, the proposed development was
designed to be compatible with itself and with existing surrounding architecture and was presented to the
neighborhood for comment at a voluntary meeting on January 29, 2020 (Attachment "F").
ISSUES:
There are four (4) issues relative to the proposed development as follows:
1. Master Plan. The Twin Creeks Master Plan (TCMP) governs land use and circulation. A review of
the proposed site development in the context of the Master Plan requires clarification of shared
access and traffic impacts as follows:
a. Access. The TCMP envisioned mid -block access to the development site from North
Haskell Street however the applicant is proposing the single North Haskell access be moved
further north and closer to Golden Peak Drive. There are two other points of parking lot
access on Boulder Ridge Street and these are consistent with the TCMP illustrations.
Comment: The Agent for the applicant states, the North Haskell frontage proposes a
driveway access between buildings 3 and 4. The location of the access is as far from the
Twin Creeks Loop as possible and provides a transition area between the 3 -story buildings 2
and 3 and the 2 -story buildings 4 and 5 (Attachment "F"). The original alignment is not
critical to the access and staff recommends the Planning Commission grant the request to
improve the overall design for both access and architectural consideration.
b. Traffic. The Master Plan included a Traffic Impact Analysis (TIA) that evaluated the
impacts of land uses planned throughout Twin Creeks. Per the analysis and public agency
feedback, a trip cap was imposed to assure traffic generated by new development is
completed in sync with specified street capacity enhancement projects. The Twin Creeks
Rail Crossing was the last project to be completed before the trip cap was removed.
Comment: The construction and successful opening of the Twin Creeks Rail Crossing
removed a self-imposed trip cap and now allows the TCMP to build out consistent with the
adopted zoning. Changes to the TCMP may necessitate a review of traffic impacts but the
applicant is not proposing changes to the land use or zoning that was approved by the City.
2. Architecture and Scale. The principal building (Building 1) will be the tallest and most prominent
building to date in the TCMP. The building will make a statement that is consistent with the mixed-
use concept described in the TCMP (Attachment "G"). Per the Applicant's Findings, placement of
the structure in this location is necessary to provide a visual reference to the TOD core area.
Comment: The TCMP encourages street frontages to be pedestrian friendly with active public space.
Buildings are detailed to provide a strong emphasis to a corner, with continuity of architectural
detailing and materials on the front and side facades (Attachment "G").
3. Use of VRBO to Establish Commercial Mixed Use. The City has relied upon classifications in the
North American Industry Classification System (NAICS) to occasionally clarify uses within zoning
districts in Central Point. Vacation Rentals by Owner (VRBO) are classified as Other Traveler
Accommodation providing short-term lodging and a use that is decidedly more commercial than it
is residential (reference NAICS, Sector 72119).
Comment: The TCMP describes mixed uses that are both vertically and horizontally mixed and says
that the simplest forms of mixed-use building types are the live/work units, with a flexible ground
floor space complemented by a 2 -story townhouse above. This describes Buildings 2 and 3 of this
proposal exactly. The TCMP envisioned motel -like accommodations as part of its make-up and
before Twin Creeks Retirement filled to capacity, they often offered furnished rooms to people
visiting family members in their facility. The development of other care facilities in Twin Creeks
suggested a need for short-term lodging in the context of the mixed-use model. The Planning
Commission by resolution can establish a nexus between VRBO and a preferred compatibility with
the HMR zoning district rather than with the single-family LMR zoning district.
4. On-site Lighting. The proposed site plan does not address the on-site lighting standards necessary
to illuminate building entrances, the parking lot and pedestrian walkways per CPMC 17.67.050(L).
Although this is a minor issue, it will be necessary to provide a revised site plan with the details for
proposed building and parking lot lighting to comply with the on-site lighting standards.
Comment: The applicant has stated in their findings that lighting is a design -build contract and was
not included in the development proposal in case there were changes to the parking lot. A condition
has been added to address on-site lighting.
FINDINGS:
The Site Plan and Architectural Review application for Central Point Station has been evaluated for
compliance with the Central Point Municipal Code requirements set forth in the applicable sections of
Chapters 17.65, 17.66, 17.67, 17.72 and 17.75 and found to comply as evidenced by the Planning
Department Supplemental Findings (Attachment "K").
CONDITIONS OF APPROVAL:
1. The use of VRBO for buildings 2 and 3 establishes the primary proposed commercial use for these
buildings as a `mixed-use' in the HMR zoning district. If the property owners wish to make changes
to this commercial use, the changes shall be determined through the Modification to Approved Plans
process in accordance with CPMC, Section 17.09.
2. Prior to building permit issuance the applicant shall submit a revised site plan to the Planning
Department indicating all proposed on-site lighting, including the illumination of building
entrances, the parking lot and pedestrian walkways, in conformance with Section 17.67.050(L).
3. The applicant shall comply with agency conditions as per the Fire District #3 and the Public Works
Department (Attachment "H") staff reports.
ATTACHMENTS:
Attachment "A" — Project Location Map
Attachment "B" — Central Point Station Plot Plan
Attachment "C" — Central Point Station Landscape Plan
Attachment "D-1" — Building 1 — Mixed Use, 4 -Story Elevation
Attachment "D-2" — Buildings 2/3 - 15-Plex Elevations
Attachment "D-3" — Buildings 4/5 - 5-Plex Elevations
Attachment "E" — Conceptual Utility and Drainage Plan
Attachment "F" — Applicant's Findings
Attachment "G" — Twin Creeks Master Plan Housing and Mixed -Use Exhibits, Pages 48, 66, 68, and 70.
Attachment "H" — Fire District #3 and Public Works Plan Review Comments
Attachment "K" — Planning Department Supplemental Findings
Attachment "L" — Resolution No. 881
ACTION:
Consider the site plan and architectural review application 1) approve; 2) approve with conditions; or 3) deny
the application.
RECOMMENDATION:
Approve Resolution 881 approving the site plan and architectural review application for Central Point
Station per the Staff Report dated August 4, 2020
ATTACHMENT 66A99
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ATTACHMENT" E
ATTACHMENT a 2
BEFORE THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT OREGON:
IN THE MATTER OF AN APPLICATION FOR A ]
SITTE PLAN REVIEW OF PROPERTY IDENTIFIED AS j FINDINGS OF FACT
T37-112W-03CA TL 1100 j AND
SMITH CROSSING LLC APPLICANT ) CONCLUSIONS
SCOTT SINNER CONSULTING, INC. AGENT OF LAW
I. BACKGROUND INFORMATION
Applicant:
Agent:
Smith Crossing LLC
353 Dalton St
Medford, OR 97501
Milo Smith milosmith@gmial.com
Philip Smith Philips.pmci@yahoo.com
Scott Sinner Consulting, Inc.
4401 San Juan Dr. Suite G
Medford, OR 97504
541-601-0917
scottsinner@vahoo.com
Propertyl:
37 2W 03CA TL 1100
Smith Crossing LLC
Twin Creeks Crossing and N. Haskell
Central Point OR 97502
2.19 Acres
Zoning HMR High Mix Residential Commercial (TOD)
Project Summary:
This Site Plan Review application proposes the development of Central Point Station a
mixed use development within the Twin Creeks TOD. The property is 2.19 acres within
the HMR High mix residential commercial zone.
The Twin Creeks Crossing frontage is proposed to be developed with a 4 story building
with a flat roof and parapets. There is a total of 6,132 square feet of ground floor
commercial space with a total of 26 dwelling unit on floors 2-4.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 1 of 13
The North Haskell frontage is proposed to be developed with two 15 unit buildings of
similar architectural style as the Twin Creeks building stepping down to 3 stories. The
ground floor North Haskell street frontage of these buildings will be extended stay short
term rental units (VRBO) to meet the commercial use requirements of the HMR zoning
district.
The buildings fronting Golden Peak Drive are 2 story townhouse style buildings with
pitched roofs to be more compatible in scale and architectural style with the existing
lower density development on the north side of the road.
The concept of the development is to meet the density and use requirements of the HMR
zone with a mixture of complementary building types with the highest density on the
south side of the property and transition to lower density on the north with an
architectural style complementary with the existing development on adjacent properties.
The development proposes a total of 66 multifamily dwelling units and 6,132 square feet
of commercial lease space. The applicant intends to own and manage the development.
The applicant is also the owner/ developer of Smith Crossing Phases 1 and 2 south of the
subject property.
The proposed development is consistent with the adopted Twin Creeks Master Plan and
this application does not include any request for revisions to the plan.
Review Procedure
The applicant has been in communication with the City since the property was acquired
in 2019. Discussions with the staff indicated this development would be considered a
Major Site Plan review and of significant interest and impact to the City so the application
would be treated as a Type III procedure with the Planning Commission as the approving
authority. Type III applications require a pre application conference.
The applicant submitted a pre application request on January 21, 2020 and the pre app
conference was held on February 5, 2020.
The applicant conducted a voluntary neighborhood meeting on January 29th, 2020 to
introduce the proposed development to the community and to obtain feedback on the
preliminary site plan and architectural designs.
As stated above, this application is a major site plan review, typically classified as a Type
II review. The director has the discretion to process a major site plan application as a Type
III procedure when a development is of substantial size, and of significant public interest.
This application is subject to the procedures of Central Point Municipal Code (CPMC)
17.05.400.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 2 of 13
CPMC 17.05.400 provides the required submittals, noticing requirements, and review and
decision procedure for the Planning Commission.
Approval Criteria
The project is subject to the standards of Chapters 17.65 TOD Districts and Corridors,
17.66 Application Review Process for the TOD District and Corridor, and 17.67 Design
Standards —TOD District and TOD Corridor.
Chapter 17.65 TOD Districts and Corridors
Central Point Station is a mixed use development located at the 900 block of North Haskell
Street in the Twin Creeks Community. The project encompasses the block bounded by
North Haskell on the west, Golden Peak on the north, Boulder Ridge on the east and Twin
Creeks Crossing Loop on the south.
The property is a single tax lot 2.19 acre tax lot, 37 2W 03CA Tax Lot 1100. The site is
within the TOD district and the Twin Creeks Master Plan (TCMP) area and the High Mix
Residential / commercial (HMR) zoning district.
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Figure 1 Subject property within the Twin Creeks TOD
Scott Sinner Consulting, Inc. S41-601-0917 Central Point Station Site Plan Review Page 3 of 23
Per chapter 17.65.040 Land Use –TOD District the HMR zine is described in location and
purpose.
HMR—High Mix Residential/Commercial. This is the highest density residential
zone intended to be near the center of the TOD district. High density forms of
multifamily housing are encouraged along with complementary ground floor
commercial uses. Low impact commercial activities may also be allowed. Low
density residential uses are not permitted.
Table 1
TOD District Land Uses
'Use Categories
Zoning Districts
LMR
MMR
I HMR
I EC
GC
I C 1 OS
Residential
Dwelling, Single -Family
L5
P
N
N
Motel/hotel
Large and standard lot
Zero lot line, detached
Attached row houses
P
P
N
N
N
N
N
N
N
N
P
P
P
C
N
N
N
Dwelling, Multifamily
N
Multiplex, apartment
Senior housing
P
L6
P
P
P
P
L1
L1
L1
L1
N
N
N
N
Commercial
Tourist Accommodations
Motel/hotel
N
N
C
P
P
N
N
Bed and breakfast inn
C
C
P
P
P
N
N
Table 1 identifies the proposed residential uses are permitted within the HMR Zone. The
primary proposed commercial use for Buildings 2 and 3 will be Vacation Rental by Owner
(VRBO). The VRBO use is proposed to fill a need within the Twin Creeks community for
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 4 of 13
short and intermediate stay lodging for visitors to the community as there are limited
facilities in the area for friends and relatives visiting residents in the vicinity.
The current plans indicate five buildings with a total of 66 dwelling units and
approximately 6,132 square feet of commercial space.
r3O,1&ier R*e
i
N. Haskell
Figure 2 Site Plan
V
Building 1, facing the Twin Creeks Loop frontage, is proposed as a 4 story mixed use
building. The ground floor will provide flex space for retail and commercial lease space
and 2 VRBO units. The upper three residential floors will contain a total of 24 dwelling
units. The building will include awnings / overhang structures extending over the public
sidewalk.
Buildings 2 and 3 will each have 4 furnished VRBO ground floor units facing N. Haskell, 3
one bedroom dwelling units facing the parking lot and 8 two story townhouse units above
the ground floor unit for a total of 15 units per building.
Buildings 1, 2 and 3 have scaled massing as appropriate for their location on the site and
the Code requirements for the TCMP. The buildings are intended to be sited forward to
their respective rights of way and feature the ground floor commercial appearance for
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 5 of 13
•}
.............. ..........................
.�.w�wr rxea
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Figure 2 Site Plan
V
Building 1, facing the Twin Creeks Loop frontage, is proposed as a 4 story mixed use
building. The ground floor will provide flex space for retail and commercial lease space
and 2 VRBO units. The upper three residential floors will contain a total of 24 dwelling
units. The building will include awnings / overhang structures extending over the public
sidewalk.
Buildings 2 and 3 will each have 4 furnished VRBO ground floor units facing N. Haskell, 3
one bedroom dwelling units facing the parking lot and 8 two story townhouse units above
the ground floor unit for a total of 15 units per building.
Buildings 1, 2 and 3 have scaled massing as appropriate for their location on the site and
the Code requirements for the TCMP. The buildings are intended to be sited forward to
their respective rights of way and feature the ground floor commercial appearance for
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 5 of 13
the Twin Creeks Loop and North Haskell street frontages. A common architectural theme
is carried through for these buildings.
The corner of Twins Creek Crossing Loop and North Haskell features an outdoor plaza with
pavers and seating area for residents and patrons of the commercial establishments in
Building 1.
The Golden Peak frontage of this development will face existing attached and detached
single family dwellings. The conceptual development on this frontage will be two 2 story
townhouse style buildings, each containing 5 dwelling units. These buildings conceptually
designed with a gable roof to be more compatible with the residential buildings on the
north side of Golden Peak.
The space between the buildings will allow for a pedestrian path between the right of way
and the parking area. On street parking would be available for visitors, but all access and
parking for the residents will be assigned in the internal parking area. There will be no
direct vehicle access from the townhouses to Golden Peak Drive to promote a pedestrian
scale frontage and compatibility with the dwellings on the facing street frontage.
The TCMP indicates the site is bisected with two neighborhoods, The North Commons
Neighborhood, generally facing Golden Peak Drive and The Commons Neighborhood,
generally on the North Haskell and Twin Crossings Loop frontages.
The North Haskell frontage proposes a driveway access between Buildings 3 and 4. The
location of this access is as far from the Twin Creeks Loop as possible and provides a
transition area between the 3 story buildings 2 and 4 and the 2 story buildings of buildings
4 and 5.
The access also provides a transition in term of massing, scale, and architectural style for
the two Neighborhoods identified above.
17.65.050 Zoning Regulations TOD District
CPMC 17.65.050 Table 2 provides density and lot standards. This application does not
propose a land division and all development is proposed on an existing parcel; therefore,
the minimum lot size, dimensions and area requirements are not applicable. The
townhouse units of building 4 and 5 are not intended to be sold individually.
The term townhouse, as it is used in this application, is a multifamily dwelling unit
consisting of 2 floors with an internal staircase and is not a unit proposed for individual
unit ownership. The applicant intends to maintain ownership of all dwelling units in the
development.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 6 of 13
Table 2 indicates the HMR zone requires a minimum density of 25 dwelling units per acre
with no maximum density. The parcel is 2.19 net acres. This application proposes 66
dwelling units which is a density of 30 units per acre and above the minimum required
density.
Table 2 indicates the setbacks for the HMR zone is 0'- 15'. This application proposes a 2'
setback on Twin Creeks Loop for building 1, 7-1/2' street side setback on North Haskell
for buildings 2 and 3, and 9' on Golden Peak. All buildings comply with the Code street
frontage setback requirement. All other setbacks are met with the proposed site plan
including space between buildings.
The maximum building height for the HMR zone is 60'. Building 1 is the tallest building at
48', Buildings 2 and 3 are 33' and buildings 4 and 5 are 30' to the top of the ridge. All
buildings comply with the maximum building height standard and the setback standards.
Table 2 indicates that residential development in the HMR zone with more than 40
dwelling units must incorporate 3 or more housing types. Building 1 is comprised of
commercial space on the ground floor, two VRBO units, with 24 single floor dwelling units
on floors 2-4.
Buildings 2 and 3 have a total of 8 VRBO units on the N Haskell frontage and 71 bedroom
flats on the parking lot side of the buildings. The second and third floors are townhouse
units. Building 4 and 5 are 2 story and ground floor townhouse units. The development
has more than 4 housing types and complies with the standard.
Table 3 of the 17.65 provides the parking standards for the HMR zone. All dwelling units
in the proposal would require 1.5 parking spaces per dwelling unit. The VRBO units have
a parking requirement of 1 space per unit, and the commercial spaces would have a 1
space per 500 square feet of floor area.
Using the Table 3 parking requirements, the required parking is 84 spaces for rental
dwelling units, 10 spaces for 10 VRBO units, and 13 spaces for 6,132 square feet of
commercial lease space for a total of 107 required spaces. The site plan provides 129
parking spaces of which 6 are ADA compliant spaces.
The TCMP Exhibit 32 parking plan indicates the entire block of the subject property is
proposed for on street parking. On street parking will allow for approximately 40
regulation parking spaces.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 7 of 13
Chapter 17 67 DESIGN STANDARDS--TOD DISTRICT AND TOD CORRIDOR
17.67.010 Purpose.
The purpose of the Central Point TOD district and TOD corridor design standards
is to complement and support efficient and sustainable land development, to
reduce auto reliance and to increase transit use as required by the Oregon
Transportation Planning Rule. (Ord. 1815 §1(part), Exh. C(part), 2000)
Central Point Zoning
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Figure 3 Twin Creeks TOD Boundary
Figure 3 identifies the subject property within the Twin Creeks TOD. The Twin Creeks TOD
has an adopted Master Plan. This site is over 2 acres and is required to comply with a
Master Plan and the TCMP standards are applicable and this application does not request
any master plan revisions.
Circulation and Access Standards
This application does not include a land division or the creation of public streets and some
of the design standards within 17.67 are not applicable as the site already has some
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 8 of 13
improvements that would have been reviewed and approved as consistent with the
master plan.
The existing block perimeter and length at the site are consistent with the standards. All
utilities are required to be located underground and the development will comply with
the standards.
The TCMP does not indicate any specific accessways on or adjacent to the subject
property.
Parking Lot Standards
There are no parking lot driveways proposed with the application. The plan proposes
three two-way accesses to the parking lot, one from North Haskell and two from Boulder
Ridge. The proposed plan is designed to limit the view of the parking area from the Twin
Creeks Loop, North Haskell, and the Golden Peak street frontages. The parking area is
open to the Boulder Ridge frontage and the two parking lot accesses will allow improved
access to the existing transportation system.
The parking area provides connected sidewalks throughout the site to provide safe, direct
and convenient pedestrian movement throughout the site. The internal sidewalks provide
multiple connections to the public sidewalks in the rights of way.
The public and private sidewalks provide convenient access to the plaza area adjacent to
the commercial spaces of Building 1 and the proposed plaza area.
Site Design Standards 17.67.050
A. Adiacent Off -Site Structures and Uses.
This application is infill development with virtually all offsite infrastructure currently in
place. All connections to these facilities will be designed and submitted to the city for
technical review and approval.
B. Natural Features
The site is flat with no significant natural features.
The Golden Peak street frontage has existing street trees, however some of these street
trees appear to show signs of stress and the applicant intended to inspect each tree and
will replace as necessary.
There are no wetlands on the site.
C. Topography
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 9 of 13
The site is flat with no significant topography, all adjacent parcels are similarly flat. The
proposed plan will match, exactly, the topography and the manner other buildings have
developed on this flat ground.
D. Solar Orientation
The priority of the Code to meet minimum density requirements and site structures close
to street frontages dictate building orientations with respect to solar orientation.
E. Existing buildings on the Site
The site is vacant.
F. New Prominent Structures
The development does not propose and key public or Civic structures.
G. Views.
The buildings have been designed to reduce massing and allow for view corridors.
A plaza area is proposed on the corner of Twin Creeks Crossing and North Haskell. This
plaza provides a view corridor. Buildings 2 and 3 were split to allow for another view
corridor and the drives access off North Haskell provides another view corridor.
Building 4 and 5 are also proposed as two building to reduce massing and provide another
view corridor.
H. .Adjoining Uses, Adjacent Services
The proposed site plan is within the HMR—High Mix Residential/Commercial. This is the
highest density residential zone intended to be near the center of the TOD district. High
density forms of multifamily housing are encouraged along with complementary ground
floor commercial uses.
The architecture, materials, and massing are intended to transition from the lower
intensity development of The North Commons Neighborhood fronting Golden Peak Drive
to the higher intensity of the Commons Neighborhood toward the Twin Creeks Crossing
Loop.
Both the Twin Creeks Crossing Loop and the North Haskell frontages are required to have
ground floor commercial street frontages with the mixed use residential above. The HMR
Zone has minimum density standards and the site plan proposed is within the allowable
density for the Zone.
Buildings 4 and 5 are the 2 story townhouse style buildings facing Golden Peak. These two
buildings are designed to be compatible to the existing architectural style of the existing
1 and 2 story dwellings across the street with a pitched roof, gables and covered porches.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 10 of 13
The units are also grouped in two buildings to further reduce mass with a walkway
between the buildings.
Buildings 2 and 3 have frontage on North Haskell and step down to 3 story to reduce
massing. These two buildings we developed with a 17 foot gap between the building to
again break up mass and allow for views between the buildings.
The 4 story, Building 1, is the tallest building on in the proposed development. This
building faces Twin Creeks Crossing Loop and is opposite the existing Memory care
facility. The highest density of the development is across the street from the highest
intensity of adjacent properties.
Transitions in Density
This section of the Code is intended to minimize and mitigate conflicts in uses within the
master plan area. The proposed development has incorporated the techniques identified
in the Code.
The property is a single block and a within a single zone, HMR. The Boulder Ridge and
Golden Peak Rights of way are 60 feet wide. North Haskell is 76' right of way and the
property on the south side of Twin Creeks Crossing Loop is the same HMR Zone. The
distances of the rights of way are larger than 50 feet that the Code would require buffer
yards or screening.
The project does integrate height and massing techniques identified in the Code. Building
1 is the tallest of the project at 4 stories. Buildings 2 and 3 front North Haskell are 3 stories
and articulated and utilize a 17 foot separation between the two building to reduce mass.
Buildings 4 and 5 are two story and a transition in architecture to increase compatibility
with the existing building on the opposite side of Golden Peak Drive.
I. Parkin
The off street parking is midblock screened from the public rights of way for Twin Creeks
Crossing Loop, North Haskell and Golden Peak by the buildings and landscaping. All
buildings are facing the right of way and no parking is provided between the buildings and
the right of way as required in the Code.
Protective curbs are provided on all landscaped areas. Tree islands are utilized to provide
protection to the trees from adjacent parked cars. The site plan specifies a 17' by 9'
parking space with a 7' sidewalk to allow full depth parking, landscape protection and
ample pedestrian width. All parking and maneuvering area are paved.
Table 3 of the 17.65 provides the parking standards for the HMR zone. All dwelling units
in the proposal would require 1.5 parking spaces per dwelling unit. The VRBO units have
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 11 of 13
a parking requirement of 1 space per unit, and the commercial spaces would have a 1
space per 500 square feet of floor area.
Using the Table 3 parking requirements, the required parking is 84 spaces for rental
dwelling units, 10 spaces for 10 VRBO units, and 13 spaces for 6,132 square feet of
commercial lease space for a total of 107 required spaces. The site plan provides 129
parking spaces of which 6 are ADA compliant spaces.
The TCMP Exhibit 32 parking plan indicates the entire block of the subject property is
proposed for on street parking. On street parking will allow for approximately 40
regulation parking spaces.
Parking is proposed to be behind the buildings and to the interior of the parcel.
K. Landscaping
The Landscape plan provides 15,042 square feet of landscaped area representing 15.7%
landscape coverage on the 2.19 acre site.
The proposed landscape plan was prepared to the standards in this code section. The
landscaping is designed to complement the architecture and plaza areas and conform to
the TCMP standards.
Street Tree and shrub species are per the TCMP approved lists.
The site plan provides the location of the fully screened trash and recycling area. There is
no chain link fencing or screening proposed.
The site plan does not propose parking between the buildings and rights of way. The
buildings do not have large unbroken massive sections and landscaping is proposed to be
in harmony with the architecture.
The plaza area provide an attracting hardscape paver adjacent to a commercial area. The
desire is to attract a coffee house or other eatery that will be able to use the plaza for
attractive outdoor seating.
L. Lighting
Pedestrian scale street lighting are currently installed on the public rights of way.
The proposed elevations includes building mounted lighting for safety and interest.
The parking lot lighting is a design build contract and has not been designed at the time
of submittal in case there are changers to the parking lot. The applicant will comply with
the lighting densities described in the Code.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 12 of 13
M. Signs
The only signs proposed at this time are conceptual building face signs on Building 1 on the
Twin Creeks Crossing Loop frontage.
The applicant is not proposing any monument signage at this time and if a monument sign is
desired, the design will be submitted under a separate application.
Scott Sinner Consulting, Inc. 541-601-0917 Central Point Station Site Plan Review Page 13 of 13
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Master Plan Application
TWIN CREEKS
TRANSIT -ORIENTED DEVELOPMENT
Plan
Ground flo
Plan
Second floor townhouses and commercial with shared lobby
Section
Commercial above retail with parking court behind
Section
Townhouses above retail with court parking behind
Groundfloor retail with offices mixed Breezeway leadingfrom parking to
with roof -deck above. main street.
Masler Plan Application
66
MIXED-USE
Awnings and shading devices help to
articulate the building facade.
TWIN CREEKS
l'RANSIT-ORIENTED DVVELOPIMENT
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retail,
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Mmw Pln Application
MIXED-USE
Street frontages are to be pedestrian -
friendly - e.g. awnings are provided
over entrances and display windows,
large ground floor windows with tran-
som windows provide visual connectiv-
ity, entrances off the sidewalk are clearly
defined and articulated to provide
interest and orientation.
All main entrances are off the primary
street frontage, and are complemented
by suitable signage that is integrated into
the overall building design.
Sidewalks are active pedestrian spaces,
with outdoor display of goods, cafe
seating, street furniture, lighting and
trees combining together to create a
pleasant and comfortable atmosphere.
.All building facades, notable over 40' in
length, have variation in the architectural
forms, elements and materials, to en-
hance the visual quality of the street
edge.
A range of quality, durable materials is
used to augment and highlight the
building forms, while conveying a sense
of permanence and distinction.
Corner buildings are detailed to provide
a strong emphasis to a comer, with
continuity of architectural detailing and
materials on the Front and side facades.
Extensive windows, relites and skylights
allow for natural light and ventilation for
the lower and upper floors. Sun shading
devices such as awnings, canopies, large
overhangs, building projections and
street trees provide protection from the
summer sun,
Forthe residential units, the plan layout,
orientation and window treatment of the
building are to be located to minimize
infringing upon the privacy of other
adjacent units.
Balconies and decks create private out-
door space for the upper level residen-
tial units. Roof gardens allow for shared
or private outdoor spaces.
ATTACHMENT
Karin Skelton
From: Mark Northrop <MarkN@jcfd3.com>
Sent: Tuesday, July 07, 2020 3:10 PM
To: Tom Humphrey
Subject: Re: Central Point Station - Site Plan and Architectural Review
Tom
The following is Fire District 3's concerns and comments.
1. Aerial apparatus access is required for the 4 story south building.
2. Fire hydrant spacing is provided to the perimeter of the development however 1 or 2 internal hydrants
mat be required based upon fire flow requirements which are unknown at this time.
3. A single FDC for the complex would be desirable in a location agreeable to the Fire District.
If you have any questions or concerns please let me know.
DFM Mark Nortkrop, IAAL C1=1
Jac6on County (—ire District 5
8583 Agate Rd, WkiLe City, OR 97505
Mar-60j4d).con
Office: 541-851.2-776
Cell 59- 1.660.7689
www.icfj5.con
Together We're Better
OR CDC
FINDINGS OF FACT ATTACHMENT
AND CONCLUSIONS OF LAW
File No.: SPAR -20008
Consideration of a Site Plan & Architectural Review
to construct the development referred to as Central Point Station
Applicant: )
Smith Crossing, LLC ) Finding s of Fact
353 Dalton Street ) and
Medford, OR 97501 ) Conclusions of Law
PART 1
INTRODUCTION
The applicant proposes to construct a mixed-use development on 2.19 acres in the Twin Creeks TOD. The project
includes 6,132 square feet of commercial space and 10 VRBO spaces below 56 residential units. Ten townhouses
are proposed along Golden Peak Drive to transition to the single family residences to the north. There is a plaza
associated with commercial use and parking is provided internal to the development.
The site plan and architectural review request involves the application of existing policies and is processed using
Type III application procedures. Type III procedures set forth in Section 17.05.400 provides the basis for
decisions upon standards and criteria in the development code and the comprehensive plan, when appropriate.
The project site is located in the HMR, High Mix Residential/Commercial zoning district within the Transit
Oriented Development (TOD). The applicant is using the standards and criteria for TOD Districts and Corridor
set forth in CPMC 17.65, Application Review Process for the TOD District and CPMC 17.67, Design Standards
for TOD District and Corridor.
The following findings address each of the standards and criteria as applies to the proposed application for the
development referred to as Central Point Station.
PART 2
ZONING ORDINANCE
17.65.050 Zoning Regulations—TOD District
A. Permitted Uses. Permitted uses in Table 1 are shown with a "P." These uses are allowed if they comply
with the applicable provisions of this title. They are subject to the same application and review process as
other permitted uses identified in this title.
B. Limited Uses. Limited uses in Table 1 are shown with an "L." These uses are allowed if they comply
with the specific limitations described in this chapter and the applicable provisions of this title. They are
subject to the same application and review process as other permitted uses identified in this title.
C. Conditional Uses. Conditional uses in Table 1 are shown with a "C." These uses are allowed if they
comply with the applicable provisions of this title. They are subject to the same application and review
process as other conditional uses identified in this title.
Finding I7.65.050(A-C): The proposed project site is located in the High -Mix Residential/Commercial
zone within the TOD District. Attached Row Houses, Multiplex, and B & B are listed in Table 1 as "P ".
Retail Sales and Services are listed as "L3 "-Permitted in existing commercial buildings or new
construction with ground floor businesses with multifamily dwellings above ground floor.
Conclusion 17.65.050(A -C): The land use is consistent with the permitted uses in the GC/General
Commercial Zone within the TOD Corridor.
D. Density. The allowable residential density and employment building floor area are specified in Table 2.
Finding 17.65.050(D): A minimum density of 25 units per net acre has been met by the applicant who is
proposing 66 units (30 units per net acre). A maximum density is not specified for development in the
HMR-TOD zone.
Conclusion 17.65.050(D): Complies.
E. Dimensional Standards. The dimensional standards for lot size, lot dimensions, building setbacks, and
building height are specified in Table 2.
Finding 17.65.050(E): The proposed development will comply with the minimum setbacks and provides
landscaping on 16% of the lot area, where a minimum 15% is required.
Conclusion 17.65.050(E): Consistent.
F. Development Standards.
1. Housing Mix. The required housing mix for the TOD district is shown in Table 2.
Finding 17.65.050(F): The proposal includes 10 VRBO units, I bedroom flats, multiplex units, overstory
townhouse units and townhouse row house units. The development has more than the 3 required housing
types.
Conclusion 17.65.050(F): Complies.
CPMC 17.65.050(F)(3) Parking Standards.
2. The off-street parking and loading requirements in Chapter 17.64 shall apply to the TOD district
and TOD corridor.
a. Except for multifamily housing, fifty percent of all residential off-street parking areas
shall be covered. Accessory unit parking spaces are not required to be covered.
b. Vehicle parking standards may be reduced when transit service is provided in the TOD
district and TOD corridor and meets the following conditions:
Parking standards may be reduced when transit service is provided in the TOD
district and TOD corridor.
ii. Parking standards may be reduced up to fifty percent when transit service is
provided in the TOD district and TOD corridor and when bus service includes
15 -minute headways during the hours of seven to nine a.m. and four to six p.m.
c. Bicycle parking standards in Chapter 17.64 shall not be reduced at any time.
d. Shared parking easements or agreements with adjacent property owners are encouraged
to satisfy a portion of the parking requirements for a particular use where compatibility is
shown. Parking requirements may be reduced by the city when reciprocal agreements of
shared parking are recorded by adjacent users.
Finding I7.65.050(F)(3). The minimum parking requirement for a retail sales and service is 1 space per
500 square feet of floor area or 13 spaces for the proposed 6,132 square feet . VRBO units will require 1
space per unit for a total of 10 spaces. Rowhouse townhouses will require 2 spaces per unit for a total of
20 spaces and the remaining 46 plexs require 1.5 spaces for a total of 69 spaces. One hundred and twelve
(112) parking spaces are the minimum required. The proposed Central Point Station development
provides a total of 130 parking spaces, which exceeds the minimum requirement for off-street parking.
The minimum bicycle parking standards for proposed commercial uses is 1 space per], 000 square feet,
or 7 total bicycle parking spaces. The proposed site plan illustrates a bicycle rack location. Conclusion
17.65.050(F): Complies.
17.66.030 Application and Review
A. Application Types. There are four types of applications which are subject to review within the Central
Point TOD district and corridor. This proposal comes under Site Plan and Architectural Review.
Finding I7.66.030(A): The proposed mixed-use development consists of permitted uses on 2.19 acres
and has been submitted for a Site Plan and Architectural Review and processed using Type III
application procedures per Section 17.66.030(A) (2). The requirement for a Master Plan was satisfied
with the original approval of Twin Creeks. Conclusion I7.66.030(A): Consistent.
17.66.040 Parks and Open Spaces
Common park and open space shall be provided for all residential development within a TOD district or corridor
as per Section 17.67.060.
Finding 17.66.040: The proposed development is part of an approved master plan in which parks have
been previously planned and developed.
Conclusion 17.66.040: Not applicable.
17.66.050 Application Approval Criteria
A. TOD District or Corridor Master Plan.
Finding 17.66.050(A): The current application is a Site Plan and Architectural Review. Per Finding
17.66.030(A), a Master Plan is not required.
Conclusion I7.66.050(A): Not applicable.
B. Site Plan and Architectural Review. A site plan and architectural review application shall be approved
when the approval authority finds that the following criteria are satisfied or can be shown to be
inapplicable:
1. The provisions of Chapter 17.72, Site Plan and Architectural Review, shall be satisfied; and
2. The proposed improvements comply with the approved TOD district or corridor master plan for
the property, if required; and
3. Chapter 17.67, Design Standards--TOD District and TOD Corridor.
Finding I7.66.050(B): As evidenced by the findings and conclusions set forth herein, the proposed
mixed-use development satisfies the approval criteria for site plan and architectural review.
Conclusion 17.66.050(B): Complies.
17.67.040 Circulation and Access Standards
A. Public Street Standards.
Except for specific transportation facilities identified in a TOD district or corridor master plan,
the street dimensional standards set forth in the City of Central Point Department of Public Works
Standard Specifications and Uniform Standard Details for Public Works Construction, Section
300, Street Construction shall apply for all development located within the TOD district and for
development within the TOD corridor which is approved according to the provisions in
Section 17.65.020 and Chapter 17.66.
Finding 17.67.040(A)(1-7): The proposal does not include the creation of new streets and will not alter
the block length or perimeter block length. No new utilities lines are proposed and service lines to the
structures will be located underground. Sidewalks with tree wells and/or landscape rows will be installed
along North Haskell Street, Golden Peak Drive, Boulder Ridge Street and Twin Creeks Crossing Loop
and the access points will comply with the City of Central Point Department of Public Works Standard
Specifications and Uniform Standard Details for Public Works Construction, Section 300.
Conclusion 17.66.040(A)(1-7): Complies.
2. Pedestrian/Bike Accessways Within Public Street Right -of -Way.
a. Except for specific accessway facilities identified in a TOD district or corridor master
plan, the following accessway dimensional standards set forth in the City of Central Point
Department of Public Works Standard Specifications and Uniform Standard Details for
Public Works Construction, Section 300, Street Construction shall apply for any
development located within the TOD district and for development within the TOD
corridor which is approved according to the provisions in Section 17.65.020 and
Chapter 17.66.
b. In transit station areas, one or more pedestrian -scaled amenities shall be required with
every one hundred square feet of the sidewalk area, including but not limited to:
Street furniture;
ii. Plantings;
iii. Distinctive Paving;
iv. Drinking fountains; and
V. Sculpture.
c. Sidewalks adjacent to undeveloped parcels may be temporary.
d. Public street, driveway, loading area, and surface parking lot crossings shall be clearly
marked with textured accent paving or painted stripes.
e. The different zones of a sidewalk should be articulated using special paving or concrete
scoring.
Finding 17.67.040(A)(8): The proposal does not include the creation of new pedestrian and bicycle
accessways within the public right-of-way.
Conclusion 17.66.040(A)(8): Not applicable.
B. Parking Lot Driveways.
1. Parking lot driveways that link public streets and/or private streets with parking stalls shall be
designed as private streets, unless one of the following is met:
a. The parking lot driveway is less than one hundred feet long;
b. The parking lot driveway serves one or two residential units; or
c. The parking lot driveway provides direct access to angled parking stalls.
The number and width of driveways and curb cuts should be minimized and consolidated when
possible.
3. Where possible, parking lots for new development shall be designed to provide vehicular and
pedestrian connections to adjacent sites.
4. Large driveways should use distinctive paving patterns.
Finding 17.67.040(B): As shown on the Site Plan, the proposed parking lot driveways access North
Haskell Street and Boulder Ridge of the subject property. The proposed parking lot driveways and
connecting drive aislsfacilitate good traffic flow and building access.
Conclusion 17.67.040(B): The proposal is consistent with the standards and guidelines for parking lot
driveways.
C. On -Site Pedestrian and Bicycle Circulation. Attractive access routes for pedestrian travel should be
provided by:
I . Reducing distances between destinations or activity areas such as public sidewalks and building
entrances. Where appropriate, develop pedestrian routes through sites and buildings to
supplement the public right-of-way;
2. Providing an attractive, convenient pedestrian accessway to building entrances;
3. Bridging across barriers and obstacles such as fragmented pathway systems, wide streets, heavy
vehicular traffic, and changes in level by connecting pedestrian pathways with clearly marked
crossings and inviting sidewalk design;
4. Integrating signage and lighting system which offers interest and safety for pedestrians;
5. Connecting parking areas and destinations with pedestrian paths identified through use of
distinctive paving materials, pavement striping, grade separations, or landscaping.
Finding 17.67.040(C): On-site pedestrian circulation is provided by a pedestrian accessway that
connects the building entrances with the parking area.
Conclusion 17.67.040(C): Consistent.
17.67.050 Site Design Standards.
The following standards and criteria shall be addressed in the master plan, land division, and/or site plan review
process:
A. Adjacent Off -Site Structures and Uses.
Finding ]7.67.050(A): There are no off-site structures servicing the subject property. All proposed utility
infrastructure has been reviewed by the Public Works Department and determined to comply with all
applicable sections of the City of Central Point Department Public Works Standard Specification and
Uniform Standard Details for Public Works Construction.
Conclusion 17.67.050(A): Consistent.
B. Natural Features.
1. Buildings should be sited to preserve significant trees.
2. Buildings should be sited to avoid or lessen the impact of development on environmentally
critical areas such as steep slopes, wetlands, and stream corridors.
3. Whenever possible, wetlands, groves and natural areas should be maintained as public preserves
and as open space opportunities in neighborhoods.
Finding 17.67.050(B): The Project Site is a flat, vacant lot. There are no trees or mapped wetland areas
or stream corridors on the site.
Conclusion 17.66.050(B): Not applicable.
C. Topography.
1. Buildings and other site improvements should reflect, rather than obscure, natural topography.
2. Buildings and parking lots should be designed to fit into hillsides, for instance, reducing the need
for grading and filling.
3. Where neighboring buildings have -responded to similar topographic conditions on their sites in a
consistent and positive way, similar treatment for the new structure should be considered.
Finding 17.67.050(C): Topography on the project is relatively flat with minor grade changes across the
subject property.
Conclusion 17.67.050(C): Not applicable.
D. Solar Orientation.
1. The building design, massing and orientation should enhance solar exposure for the project,
taking advantage of the climate of Central Point for sun -tempered design.
Finding 17.67.050(D): The proposal maximizes solar orientation to the greatest extent possible within
the context of the existing street network.
Conclusion 17.67.050(D): Consistent.
E. Existing Buildings on the Site.
1. Where a new building shares the site with an admirable existing building or is a major addition to
such a building, the design of the new building should be compatible with the original.
2. New buildings proposed for existing neighborhoods with a well-defined and desirable character
should be compatible with or complement the architectural character and siting pattern of
neighboring buildings.
Finding 17.67.050(E): The existing property is currently undeveloped. As noted in the Findings for
CPMC 17.67.070 — Building Design, the proposed buildings are consistent with the building design
standards in the TOD Corridor.
Conclusion 17.67.050(E): Consistent.
F. New Prominent Structures. Key public or civic buildings, such as community centers, churches, schools,
libraries, post offices, and museums, should be placed in prominent locations, such as fronting on public
squares or where pedestrian street vistas terminate, in order to serve as landmarks and to symbolically
reinforce their importance.
Finding 17.67.050(F): The proposed mixed-use buildings are not key public or civic buildings but they
have been placed in prominent locations within the TCMP.
Conclusion 17.67.050(F): Not applicable.
G. Views. The massing of individual buildings should be adjusted to preserve important views while
benefiting new and existing occupants and surrounding neighborhoods.
Finding 17.67.050(G): The proposed mixed-use buildings are proposed at the new Twin Creeks
Crossing and draw attention to the Transit Oriented Development (TOD) as intended.. The heights of
subordinant buildings on North Haskell and Golden Peak are reduced as the development transitions to
the north. The development will hinder some views from various angles; however, the clustering of the
structures and separation of massing will have the least impact on surrounding views as possible.
Conclusion 17.67.050(G): Consistent.
H. Adjoining Uses and Adjacent Services.
1. When more intensive uses, such as neighborhood commercial or multifamily dwellings, are
within or adjacent to existing single-family neighborhoods, care should be taken to minimize the
impact of noise, lighting, and traffic on adjacent dwellings.
2. Activity or equipment areas should be strategically located to avoid disturbing adjacent residents.
3. All on-site service areas, loading zones and outdoor storage areas, waste storage, disposal
facilities, transformer and utility vaults, and similar activities shall be located in an area not
visible from a street or urban space.
4. Screening shall be provided for activities, areas and equipment that will create noise, such as
loading and vehicle areas, air conditioning units, heat pumps, exhaust fans, and garbage
compactors, to avoid disturbing adjacent residents.
5. Group mailboxes are limited to the number of houses on any given block of development. Only
those boxes serving the units may be located on the block. Multiple units of mailboxes may be
combined within a centrally located building of four walls that meets the design guidelines for
materials, entrance, roof form, windows, etc. The structure must have lighting both inside and
out.
Finding 17.67.050(H): The site and landscape plans show all vehicle parking and loading areas are
centrally located within the site and therefore screened by buildings and site landscaping. Proposed
utilities are located underground and waste storage will be screened by an enclosure and site
landscaping.
Conclusion 17.67.050(H): Consistent.
I. Transitions in Density.
I . Higher density, attached dwelling developments shall minimize impact on adjacent existing lower
density, single-family dwelling neighborhoods by adjusting height, massing and materials and/or
by providing adequate buffer strips with vegetative screens.
2. Adequate buffer strips with vegetative screens shall be placed to mitigate the impact of higher
density development on adjacent lower density development.
3. New residential buildings within fifty feet of existing low density residential development shall
be no higher than thirty-five feet and shall be limited to single-family detached or attached units,
duplexes, triplexes or fourplexes.
4. New commercial buildings within fifty feet of existing low density residential development shall
be no higher than forty-five feet.
5. Dwelling types in a TOD district or corridor shall be mixed to encourage interaction among
people of varying backgrounds and income levels.
6. Zoning changes should occur midblock, not at the street centerline, to ensure that compatible
building types face along streets and within neighborhoods. When dissimilar building types face
each other across the street because the zoning change is at the street centerline or more infill
housing is desired (for instance, duplexes across the street from single dwellings), design shall
ensure similarity in massing, setback, and character.
7. Density should be increased incrementally, to buffer existing neighborhoods from incompatible
building types or densities. Sequence density, generally, as follows: large lot single dwelling,
small lot single dwelling, duplex, townhomes, courtyard multifamily apartments, large
multifamily apartments, and mixed use buildings.
Finding 17.67.050(1): Although located more than fifty feet from neighboring residential development,
the applicant proposes a maximum height of 48 feet for building 1, 33 feet for buildings 2 and 3 and 30 -
feet for buildings 4 and 5 consistent with standard CPMC 17.67.050(1) (4). Site landscaping proposed on
the Landscape Plan will further screen on-site development from the existing residential development.
The proposed development does not include changes in zoning.
Conclusion 17.67.050(1): As demonstrated by the proposed building location, height and landscape
design, the proposal is consistent with the standards and guidelines relative to transitions in density.
J. Parking.
1. Parking Lot Location.
a. Off-street surface parking lots shall be located to the side or rear of buildings. Parking at
midblock or behind buildings is preferred.
Finding 17.67.050(J)(1): The front facades of the buildings face Twin Creeks Crossing Loop, North
Haskell Street and Golden Peak Drive . Per the Site Plan, the proposed parking area is located to the
rear of the buildings and is not located between a front fagade and the public street or accessway.
Conclusion 17.67.050(J)(1): Consistent.
2. Design.
Finding 17.67.050(J)(2): The paved off-street parking areas are centrally located on the site to limit
visibility and further screened with perimeter and interior landscaped areas. Trees are provided behind
the curb in the landscaped areas as shown on the Site and Landscape Plans.
Conclusion 17.67.050(J)(2): Consistent.
3. Additional Standards for LMR, MMR and HMR Zones.
a. When parking must be located to the side of buildings, parking frontage should be limited
to approximately fifty percent of total site frontage.
b. Where possible, alleys should be used to bring the vehicle access to the back of the site.
c. For parking structures, see Section 17.67.070(H).
Finding 17.67.050(J)(3): The proposed mixed-use development has designed all of its parking so as to
avoid using additional standards.
Conclusion 17.67.050(J)(2): Complies.
K. Landscaping.
1. Perimeter Screening and Planting.
a. Landscaped buffers should be used to achieve sufficient screening while still preserving
views to allow areas to be watched and guarded by neighbors.
b. Landscaping should be used to screen and buffer unsightly uses and to separate such
incompatible uses as parking areas and waste storage pickup areas.
Finding 17.67.050(K)(1): Landscaping is provided throughout the site consistent with the standards of
this section. Parking areas are centrally located on the site and further screened with perimeter and
interior landscaped areas. The waste storage pickup area is located in the center of the parking area
and screened by a 6 -foot high enclosure.
Conclusion 17.67.050(K)(1): Consistent.
2. Parking Lot Landscaping and Screening.
a. Parking areas shall be screened with landscaping, fences, walls or a combination thereof.
Finding 17.67.050(K)(2)(a): Proposed landscaping is provided for the mixed-use development consistent
with the standards of this section as illustrated on the Landscape Plan.
Conclusion 17.67.050(K)(2)(a): Consistent.
b. Surface parking areas shall provide perimeter parking lot landscaping adjacent to a street
that meets one of the following standards:
A five -foot -wide planting strip between the right-of-way and the parking area.
The planting strip may be interrupted by pedestrian -accessible and vehicular
accessways. Planting strips shall be planted with an evergreen hedge. Hedges
shall be no less than thirty-six inches and no more than forty-eight inches in
height at maturity. Hedges and other landscaping shall be planted and maintained
to afford adequate sight distance for vehicles entering and exiting the parking lot;
ii. A solid decorative wall or fence a minimum of thirty-six inches and a maximum
of forty-eight inches in height parallel to and not closer than two feet from the
edge of right-of-way. The area between the wall or fence and the pedestrian
accessway shall be landscaped. The required wall or screening shall be designed
to allow for access to the site and sidewalk by pedestrians and shall be
constructed and maintained to afford adequate sight distance as described above
for vehicles entering and exiting the parking lot;
A transparent screen or grille forty-eight inches in height parallel to the edge of
right-of-way. A two -foot minimum planting strip shall be located either inside
the screen or between the screen and the edge of right-of-way. The planting strip
shall be planted with a hedge or other landscaping. Hedges shall be a minimum
thirty-six inches and a maximum of forty inches in height at maturity.
c. Gaps in a building's frontage on a pedestrian street that are adjacent to off-street parking
areas and which exceed sixty-five feet in length shall be reduced to no more than sixty-
five feet in length through use of a minimum eight -foot -high screen wall. The screen wall
shall be solid, grille, mesh or lattice that obscures at least thirty percent of the interior
view (e.g., at least thirty percent solid material to seventy percent transparency).
Finding 17.67.050(K)(2)(b-c): Surface parking areas adjacent to Boulder Ridge Street use street trees
and shrubs to address this requirement.
Conclusion 17.67.050(K)(2)(b-c): Complies..
d. Parking Area Interior Landscaping.
Amount of Landscaping. All surface parking areas with more than ten spaces
must provide interior landscaping complying with one or both of the standards
stated below.
(A) Standard 1. Interior landscaping must be provided at the rate of twenty
square feet per stall. At least one tree must be planted for every two
hundred square feet of landscaped area. Ground cover plants must
completely cover the remainder of the landscaped area.
(B) Standard 2. One tree must be provided for every four parking spaces. If
surrounded by cement, the tree planting area must have a minimum
dimension of four feet. If surrounded by asphalt, the tree planting area
must have a minimum dimension of three feet.
Finding 17.67.050(K)(2)(d)(i): The proposed interior landscaping plan includes over 51,000 square feet
of landscape area and the required number of trees for the 130 proposed parking spaces, exceeding the
minimum required in standard 1.
Conclusion 17.67.050(K)(2)(d)(i): Consistent.
ii. Development Standards for Parking Area Interior Landscaping.
(A) All landscaping must comply with applicable standards. Trees and
shrubs must be fully protected from potential damage by vehicles.
(B) Interior parking area landscaping must be dispersed throughout the
parking area. Some trees may be grouped, but the groups must be
dispersed.
(C) Perimeter landscaping may not substitute for interior landscaping.
However, interior landscaping may join perimeter landscaping as long as
it extends four feet or more into the parking area from the perimeter
landscape line.
(D) Parking areas that are thirty feet or less in width may locate their interior
landscaping around the edges of the parking area. Interior landscaping
placed along an edge is in addition to any required perimeter
landscaping.
Finding 17.6 7.050(K) (2) (d) (ii): The proposed landscaping plan provides for approximately 15, 000
square feet of landscape area andtrees dispersed throughout the parking area and complies with the
applicable standards of this section.
Conclusion 17.67.050(K)(2)(d)(ii): Consistent.
3. Landscaping Near Buildings. Landscaping shall serve as a screen or buffer to soften the
appearance of structures or uses such as parking lots or large blank walls, or to increase the
attractiveness of common open spaces.
Finding 17.67.050(K)(3): The proposed landscaping plan provides a mix of trees, shrubs and ground
cover along the frontage, sides and rear of the proposed buildings and parking areas consistent with this
requirement.
Conclusion 17.67.050(K)(3): Consistent.
Service Areas. Service areas, loading zones, waste disposal or storage areas must be fully
screened from public view.
Finding 17.67.050(K)(4): The applicant proposes to screen the waste disposal area with a 6 -foot tall
enclosure. As a condition of approval, the enclosure shall be consistent with the standards of this section.
Conclusion 17.67.050(K)(4): Complies as conditioned.
Street Trees. Street trees shall be required along both sides of all public streets with a spacing of
twenty feet to forty feet on center depending on the mature width of the tree crown, and planted a
minimum of two feet from the back of curb. Trees in the right-of-way or sidewalk easements
shall be approved according to size, quality, and tree well design, if applicable, and irrigation
shall be required. Tree species shall be chosen from the city of Central Point approved street tree
list.
Finding 17.67.050(K)(5): Per the landscape plan provided with the application, street trees are provided
along Twin Creeks Crossing Loop, North Haskell Street, Golden Peak Drive and Boulder Ridge Street.
Trees are planted with a spacing of approximately 30 feet, with a larger space where there are points of
vehicle access to the parking lot.
Conclusion 17.67.050(K)(5): Consistent.
L. Lighting.
Minimum Lighting Levels. Minimum lighting levels shall be provided for public safety in all
urban spaces open to public circulation.
a. A minimum average light level of one and two-tenths foot candles is required for urban
spaces and sidewalks.
b.Metal-halide or lamps with similar color, temperature and efficiency ratings shall be used
for general lighting at building exteriors, parking areas, and urban spaces. Sodium -based
lamp elements are not allowed.
c. Maximum lighting levels should not exceed six foot candles at intersections or one and
one-half foot candles in parking areas.
2. Fixture Design in Public Rights -of -Way.
a. Pedestrian -scale street lighting shall be provided including all pedestrian streets along
arterials, major collectors, minor collectors and local streets.
b. Pedestrian street lights shall be no taller than twenty feet along arterials and collectors,
and sixteen feet along local streets.
On -Site Lighting. Lighting shall be incorporated into the design of a project so that it reinforces
the pedestrian environment, provides continuity to an area, and enhances the drama and presence
of architectural features. Street lighting should be provided along sidewalks and in medians.
Selected street light standards should be appropriately scaled to the pedestrian environment.
Adequate illumination should be provided for building entries, corners of buildings, courtyards,
plazas and walkways.
a. Accessways through surface parking lots shall be well lighted with fixtures no taller than
twenty feet.
b. Locate and design exterior lighting of buildings, signs, walkways, parking lots, and other
areas to avoid casting light on nearby properties.
c. Fixture height and lighting levels shall be commensurate with their intended use and
function and shall assure compatibility with neighboring land uses. Baffles shall be
incorporated to minimize glare and to focus lighting on its intended area.
d.Additional pedestrian -oriented site lighting including step lights, well lights and bollards
shall be provided along all courtyard lanes, alleys and off-street bike and pedestrian
pathways.
e. In addition to lighting streets, sidewalks, and public spaces, additional project lighting is
encouraged to highlight and illuminate building entrances, landscaping, parks, and
special features.
Finding 17.67.050(L)(1-3): There is pedestrian scale street lighting within the public right-of-way.
However, a lighting plan for the building entrances, parking lot and internal pedestrian walkways was
not submitted with the application. The applicant intended to submit a lighting plan once the specifics of
the site plan (parking lot, buildings, etc) were finalized. As a condition of approval, the applicant is
required to submit a revised site plan that depicts the location of all proposed on-site lighting.
Conclusion 17.67.050(L)(1-3): Complies as conditioned.
M. Signs.
Finding 17.67.050(M): Signage is not included in the proposa but the applicant understands that should
signage be desired, it will be the subject of a separate application and/or building permit.
Conclusion 17.67.050(A1): Not applicable.
17.67.060 Public Parks and Open Space Design Standards.
A. General. Parks and open spaces shall be provided in the TOD districts and TOD corridors and shall be
designed to accommodate a variety of activities ranging from active play to passive contemplation for all
ages and accessibility.
B. Parks and Open Space Location.
C. Parks and Open Space Amount and Size.
D. Parks and Open Space Design.
Finding 17.67.060(A -D): The current project is for the proposed development of a single parcelin an
area that has been master plans and in which parks have already been developed. No additional parks or
open space are proposed.
Conclusion 17.67.060(A -D): Not applicable.
17.67.070 Building Design Standards.
A. General Design Requirements.
1. In recognition of the need to use natural resources carefully and with maximum benefit, the use of
"sustainable design" practices is strongly encouraged. In consideration of the climate and ecology
of the Central Point area, a variety of strategies can be used to effectively conserve energy and
resources:
a. Natural ventilation;
b. Passive heating and cooling;
c. Daylighting;
d.Sun-shading devices for solar control;
e. Water conservation;
f. Appropriate use of building mass and materials; and,
g. Careful integration of landscape and buildings. It is recommended that an accepted
industry standard such as the U.S. Green Building Council's LEEDTMprogram be used
to identify the most effective strategies. (Information on the LEEDTM program can be
obtained from the U.S. Green Building Council's website,www.usgbc.org.)
2. All development along pedestrian routes shall be designed to encourage use by pedestrians by
providing a safe, comfortable, and interesting walking environment.
3. Convenient, direct and identifiable building access shall be provided to guide pedestrians between
pedestrian streets, accessways, transit facilities and adjacent buildings.
4. Adequate operable windows or roof -lights should be provided for ventilation and summer heat
dissipation.
Finding 17.67.070(A): Building access is provided by a series of pedestrian walkways that guide
pedestrians between buildings on three street frontages and through the associated parking lot.
Conclusion 17.67.070(A): Consistent.
B. Architectural Character.
1. General.
a. The architectural characteristics of surrounding buildings, including historic buildings,
should be considered, especially if a consistent pattern is already established by similar
or complementary building articulation, building scale and proportions, setbacks,
architectural style, roof forms, building details and fenestration patterns, or materials.
In some cases, the existing context is not well defined, or may be undesirable. In such
cases, a well-designed new project can establish a pattern or identity from which future
development can take its cues.
b. Certain buildings, because of their size, purpose or location, should be given
prominence and distinct architectural character, reflective of their special function or
position. Examples of these special buildings include theaters, hotels, cultural centers,
and civic buildings.
c. Attention should be paid to the following architectural elements:
L Building forms and massing;
ii. Building height;
iii. Rooflines and parapet features;
iv. Special building features (e.g. towers, arcades, entries, canopies, signs and
artwork);
V. Window size, orientation and detailing;
vi. Materials and color; and
vii. The building's relationship to the site, climate topography and surrounding
buildings.
2. Commercial and High Mix Residential.
a. Buildings should be built to the sidewalk edge for a minimum of seventy-five percent
of their site's primary street frontage along collector and arterial streets in C, EC, GC,
and HMR zones unless the use is primarily residential or the activity that constitutes the
request for increased setback is intended to increase pedestrian activity, i.e. pedestrian
plaza or outdoor seating area.
b. Commercial structures and multi -dwellings should be sited and designed to provide a
sensitive transition to adjacent lower density residential structures, with consideration
for the scale, bulk, height, setback, and architectural character of adjacent single-family
dwellings.
c. In multi -dwelling structures, the plan layout, orientation and window treatment of the
building design should not infringe upon the privacy of other adjacent dwellings.
Finding 17.67.070(B)(2): The building entries are oriented towards pedestrian accesswas with the
exception of the townhouses on Golden Peak Drive with entries from the parking lot. Building 1 proposes
a 2 foot setbackfrom Twin Creeks Crossing Loop and buildings 2 and 3 propose 7.5 street side setbacks
which may be intended to increase architectural appeal. .
Conclusion 17.67.070(B)(2): Consistent.
C. Building Entries.
1. General.
a. The orientation of building entries shall:
L Orient the primary entrance toward the street rather than the parking lot;
ii. Connect the building's main entrance to the sidewalk with a well-defined
pedestrian walkway.
b. Building facades over two hundred feet in length facing a street shall provide two or
more public building entrances off the street.
c. All entries fronting a pedestrian accessway shall be sheltered with a minimum four -foot
overhang or shelter.
d.An exception to any part of the requirements of this section shall be allowed upon
finding that:
The slope of the land between the building and the pedestrian street is greater
than 1:12 for more than twenty feet and that a more accessible pedestrian route to
the building is available from a different side of the building; or
ii. The access is to a courtyard or clustered development and identified pedestrian
accessways are provided through a parking lot to directly connect the building
complex to the most appropriate major pedestrian route(s).
Finding 17.67.070(C)(1): The building entries are oriented towards pedestrian accesswas with the
exception of the townhouses on Golden Peak Drive with entries from the parking lot.
Conclusion 17.67.070(C)(1): Consistent.
2. Commercial and High Mix Residential.
a. For nonresidential buildings, or nonresidential portions of mixed-use buildings, main
building entrances fronting on pedestrian streets shall remain open during normal
business hours for that building.
b. Nonresidential and mixed-use buildings fronting a pedestrian street shall have at least
one main building entrance oriented to the pedestrian street.
Finding 17.67.070(C)(2): The proposed mixed-use development have at least one main building entrance
oriented to the pedestrian street pursuant to Section 17.67.070(C) (1) above.
Conclusion 17.67.070(C)(2): Consistent.
3. Residential.
a. The main entrance of each primary structure should face the street the site fronts on,
corner. For attached dwellings, duplexes, and multi -dwellings that have more than one
main entrance, only one main entrance needs to meet this guideline. Entrances that face a
shared landscaped courtyard are exempt.
b. Residential buildings fronting on a street shall have an entrance to the building opening
on to the street.
i. Single-family detached, attached and row house/townhouse residential units
fronting on a pedestrian street shall have separate entries to each dwelling unit
directly from the street.
ii. Ground floor and upper story dwelling units in a multifamily building fronting
a street may share one or more building entries accessible directly from the street,
and shall not be accessed through a side yard except for an accessory unit to a
single' -family detached dwelling.
c. The main entrances to houses and buildings should be prominent, interesting, and
pedestrian -accessible. A porch should be provided to shelter the main entrance and create
a transition from outdoor to indoor space.
d. Generally, single -dwelling porches should be at least eight feet wide and five feet deep
and covered by a roof supported by columns or brackets. If the main entrance is to more
than one dwelling unit, the covered area provided by the porch should be at least twelve
feet wide and five feet deep.
e. If the front porch projects out from the building, it should have a roof pitch which
matches the roof pitch of the house. If the porch roof is a deck or balcony, it may be flat.
f. Building elevation changes are encouraged to make a more prominent entrance. The
maximum elevation for the entrance should not be more than one-half story in height, or
six feet from grade, whichever is less.
g. The front entrance of a multi -dwelling complex should get architectural emphasis, to
create both interest and ease for visual identification.
Finding 17.67.070(C)(3): The proposed mixed-use development generally meets the residential design
criteria with the exception of the rowhous/townhouse units fronting on Golden Peak Drive. The applicant
should provide clarificationfor this proposal.
Conclusion 17.67.070(C)(3): Compliance is in question.
D. Building Facades.
1. General.
a. All building frontages greater than forty feet in length shall break any flat, monolithic
facade by including discernible architectural elements such as, but not limited to: bay
windows, recessed entrances and windows, display windows, cornices, bases, pilasters,
columns or other architectural details or articulation combined with changes in
materials, so as to provide visual interest and a sense of division, in addition to creating
community character and pedestrian scale. The overall design shall recognize that the
simple relief provided by window cutouts or sills on an otherwise flat facade, in and of
itself, does not meet the requirements of this subsection.
b. Building designs that result in a street frontage with a uniform and monotonous design
style, roofline or facade treatment should be avoided.
c. Architectural detailing, such as but not limited to, trellis, long overhangs, deep inset
windows, should be incorporated to provide sun -shading from the summer sun.
d.To balance horizontal features on longer facades, vertical building elements shall be
emphasized.
e. The dominant feature of any building frontage that is visible from a pedestrian street or
public open space shall be the habitable area with its accompanying windows and
doors. Parking lots, garages, and solid wall facades (e.g., warehouses) shall not
dominate a pedestrian street frontage.
f. Developments shall be designed to encourage informal surveillance of streets and other
public spaces by maximizing sight lines between the buildings and the street.
g. All buildings, of any type, constructed within any TOD district or corridor shall be
constructed with exterior building materials and finishes that are of high quality to
convey permanence and durability.
h.The exterior walls of all building facades along pedestrian routes, including side or
return facades, shall be of suitable durable building materials including the following:
stucco, stone, brick, terra cotta, tile, cedar shakes and shingles, beveled or ship -lap or
other narrow -course horizontal boards or siding, vertical board -and -batten siding,
articulated architectural concrete or concrete masonry units (CMU), or similar materials
which are low maintenance, weather -resistant, abrasion -resistant, and easy to clean.
Prohibited building materials include the following: plain concrete, plain concrete
block, corrugated metal, unarticulated board siding (e.g., T1-11 siding, plain plywood,
sheet pressboard), Exterior Insulated Finish Systems (EIFS), and similar quality,
nondurable materials.
i. All visible building facades along or off a pedestrian route, including side or return
facades, are to be treated as part of the main building elevation and articulated in the
same manner. Continuity of use of the selected approved materials must be used on
these facades.
j. Ground -floor openings in parking structures, except at points of access, must be
covered with grilles, mesh or lattice that obscures at least thirty percent of the interior
view (e.g., at least thirty percent solid material to seventy percent transparency).
k. Appropriately scaled architectural detailing, such as but not limited to moldings or
cornices, is encouraged at the roofline of commercial building facades, and where such
detailing is present, should be a minimum of at least eight inches wide.
1. Compatible building designs along a street should be provided through similar massing
(building facade, height and width as well as the space between buildings) and frontage
setbacks.
Finding 17.67.070(D)(1): The fagades for the mixed-use buildings provide architectural detailing and
massing consistent with the requirements of this section. Architectural elements include articulation
along the fagade to break massing, use of faux stone panels at the base of walls and the wall insets and
generous glazing through installation of ample windows and doors. Proposed building materials include
Hardi or allura fiber cement, stained hardi vertical and lap siding and faux stone panels.
Conclusion 17.67.070(D)(1): Consistent.
2. Commercial and High Mix Residential/Commercial.
a. In areas adjacent to the transit station, sidewalks in front of buildings shall be covered
to at least eight feet from building face to provide protection from sun and rain by use
of elements such as: canopies, arcades, or pergolas. Supports for these features shall not
impede pedestrian traffic.
b.Canopies, overhangs, or awnings shall be provided over entrances. Awnings at the
ground level of buildings are encouraged.
c. Awnings within the window bays (either above the main glass or the transom light)
should not obscure or distract from the appearance of significant architectural features.
The color of the awning shall be compatible with its attached building.
d. Ground floor windows shall meet the following criteria:
i. Darkly tinted windows and mirrored windows that block two-way visibility are
prohibited as ground floor windows.
ii. On the ground floor, buildings shall incorporate large windows, with multi -pane
windows�and transom lights above encouraged.
iii. Ground floor building facades must contain unobscured windows for at least fifty
percent of the wall area and seventy-five percent of the wall length within the
first ten to twelve feet of wall height.
iv. Lower windowsills shall not be more than three feet above grade except where
interior floor levels prohibit such placement, in which case the lower windowsill
shall not be more than a maximum of four feet above the finished exterior grade.
V. Windows shall have vertical emphasis in proportion. Horizontal windows may be
created when a combination of vertical windows are grouped together or when a
horizontal window is divided by mullions.
Finding 17.67.070(D)(2): The proposed mixed-use buildings provide a front fagade to the pedestrian
walkways with a metal awnings, balconies and/or overhangs. The ground floor incorporates large,
unobscured windows with windowsills less than 3 feet from grade..
Conclusion 17.67.070(D)(2): Consistent.
3. Residential.
a. The facades of single-family attached and detached residences (including duplexes,
triplexes, fourplexes, townhouses, and row houses) shall comply with the following
standards:
i. No more than forty-five percent of the horizontal length of the ground floor
front elevation of a single-family detached or attached dwelling with frontage on a
public street, except alleys, shall be an attached garage.
ii. Residential building elevations facing a pedestrian route shall not consist of
undifferentiated blank walls, but shall be articulated with architectural details such
as windows, dormers, porch details, balconies or bays.
iii. For any exterior wall which is within twenty feet of and facing onto a street or
public open space and which has an unobstructed view of that pedestrian street or
public open space, at least twenty percent of the ground floor wall area shall be
comprised of either display area, windows, or doorways.
iv. Architectural detailing is encouraged to provide variation among attached
units. Architectural detailing includes but is not limited to the following: the use
of different exterior siding materials or trim, shutters, different window types or
sizes, varying roof lines, balconies or porches, and dormers. The overall design
shall recognize that color variation, in and of itself, does not meet the
requirements of this subsection.
v. Fences or hedges in a front yard shall not exceed three feet in height. Side yard
fencing shall not exceed three feet in height between the front building facade and
the street. Fences beyond the front facade of the building in a sideyard or back
yard and along a street, alley, property line, or bike/pedestrian pathway shall not
exceed four feet in height. Fences over four feet in height are not permitted and
hedges or vegetative screens in no case shall exceed six feet in height.
Finding 17.67.070(D)(3): The proposed mixed-use development introduces residential building design
on Golden Peak Drive where it better integrates with adjoining detached single family homes.
Conclusion 17.67.070(D)(3): Consistent.
E. Roofs.
1. Commercial and High Mix Residential/Commercial.
a. Roof shapes, surface materials, colors, mechanical equipment and other penthouse
functions should be integrated into the total building design. Roof terraces and gardens
are encouraged.
b. When the commercial structure has a flat parapet roof adjacent to pitched roof
residential structures, stepped parapets are encouraged so the appearance is a gradual
transition of rooflines.
Finding 17.67.070(E)(1): The proposed mixed-use development includes a flat roof design, with a 4'
parapet wall with deck over hang, that is integrated into the building design andfollows the articulation
of the building facade.
Conclusion 17.67.070(E)(1): Consistent.
2. Residential.
a. Flat roofs with a parapet and cornice are allowed for multifamily residences in all
TOD, LMR, MMR and HMR districts, in which the minimum for sloped roofs is 5:12.
b. Flat roofs with a parapet and cornice are allowed for single-family attached and
detached residences (including duplexes, triplexes, fourplexes, townhouses, and row
houses) in all TOD residential districts, except the LMR zone.
c. For all residences with sloped roofs, the roof slope shall be at least 5:12, and no more
than 12:12. Eaves shall overhang building walls at a minimum twelve inches deep on all
sides (front, back, sides) of a residential structure.
d. Roof shapes, surface materials, colors, mechanical equipment and other penthouse
functions should be integrated into the total building design. Roof terraces and gardens
are encouraged.
Finding 17.67.070(E)(2): The proposed mixed-use capitalizes on flat roofs with a parapet design.
Conclusion 17.67.070(E)(2): Consistent.
F. Exterior Building Lighting.
1. Commercial and High Mix Residential/Commercial.
a. Lighting of a building fagade shall be designed to complement the architectural design.
Lighting shall not draw inordinate attention to the building.
Primary lights shall address public sidewalks and/or pedestrian plazas adjacent to
the building.
b.No exterior lighting shall be permitted above the second floor of buildings for the
purpose of highlighting the presence of the building if doing so would impact adjacent
residential uses.
Finding 17.67.070(F)(1): The location of some on-sitebuilding lighting is shown on the building
elevations but not on the site plan. As a condition of approval, the applicant is required to submit a
lighting plan that depicts the location of all proposed on-site lighting that complies with the standards of
this section.
Conclusion 17.67.070(F)(1): Complies as conditioned.
2. Residential.
a. Lighting shall not draw inordinate attention to the building facade.
b. Porch and entry lights are encouraged on all dwellings to create a safe and inviting
pedestrian environment at night.
c. No exterior lighting exceeding one hundred watts per fixture is permitted in any
residential area.
Finding 17.67.070(F)(2): P The proposed development is required to submit a lighting plan that depicts
the location of all proposed on-site lighting that complies with the standards of this section.
does not include residential development.
Conclusion 17.67.070(F)(2): Complies as conditioned.
G. Service Zones.
Buildings and sites shall be organized to group the utilitarian functions away from the public
view.
2. Delivery and loading operations, mechanical equipment (HVAC), trash compacting/collection,
and other utility and service functions shall be incorporated into the overall design of the
building(s) and the landscaping.
3. The visual and acoustic impacts of these functions, along with all wall- or ground -mounted
mechanical, electrical and communications equipment, shall be out of view from adjacent
properties and public pedestrian streets.
4. Screening materials and landscape screens shall be architecturally compatible with and not
inferior to the principal materials of the building.
Finding 17.67.070(F)(2): Electrical equipment servicing the buildings will be located along the sides of
the buildings, will be incorporated into the building design and screened from view by the site
landscaping. The trash collection area is screened from view by a 6 -foot tall enclosure and on site
landscaping.
Conclusion 17.67.070(F)(2): Consistent.
17.72.020 Applicability
No permit required under Title 15, Buildings and Construction, shall be issued for a major or minor project, as
defined in this section, unless an application for site plan and architectural review is submitted and approved, or
approved with conditions, as set forth in this chapter.
A. Exempt Projects. Except as provided in subsection (13)(3) of this section the following projects do not
require site plan and architectural review:
1. Single-family detached residential structures;
2. Any multiple -family residential project containing three or less units;
3. Landscape plans, fences, when not part of a major project;
4. Storage sheds, patio covers, garages and carports, decks, gazebos, and similar non -occupied
structures used in conjunction with residential uses; and
5. Signs that conform to a previously approved master sign program for the project site.
Exempt projects are required to comply with all applicable development standards of this chapter,
B. Major Projects. The following are "major projects" for the purposes of the site plan and architectural review
process and are subject to Type 2 procedural requirements as set forth in Chapter 17.05, Applications and Types
of Review Procedures:
1. New construction, including private and public projects, that:
a. Includes a new building or building addition of five thousand square feet or more;
b. Includes the construction of a parking lot of ten or more parking spaces; or
c. Requires one or more variances or conditional use permits and, in the judgment of the director,
will have a significant effect upon the aesthetic character of the city or the surrounding area;
2. Any attached residential project that contains four or more units;
3. Any minor project, as defined in subsection C of this section, that the director determines will
significantly alter the character, appearance, or use of a building or site.
C. Minor Projects. Except when determined to be an exempt project or a major project pursuant to subsections A
and B of this section respectively, the following are defined as "minor projects" for the purposes of site plan and
architectural review, and are subject to the Type I procedural requirements of Chapter 17.05, Applications and
Types of Review Procedures:
1. New construction, including private and public projects, that involves a new building or building addition
of less than five thousand square feet;
2. Signs that meet all applicable standards as set forth in Section 17.75.050, Signage standards;
3. Exterior remodeling within the commercial or industrial zoning districts when not part of a major project;
4. Parking lots less than ten parking spaces;
5. Any project relating to the installation of cabinets containing communications service equipment or
facilities owned and operated by a public utility and not subject to Section 17.60.040, Antenna standards;
6. Minor changes to the following:
a. Plans that have previously received site plan and architectural review approval;
b. Previously approved planned unit developments;
7. At the discretion of the director any changes to previously approved plans requiring site plan and
architectural review.
As used in this subsection, the term "minor" means a change that is of little visual significance, does not
materially alter the appearance of previously approved improvements, is not proposed for the use of the land in
question, and does not alter the character of the structure involved. At the discretion of the director if it is
determined that the cumulative effect of multiple minor changes would result in a major change, a new
application for site plan and architectural review is required. All minor changes must comply with the
development standards of this chapter.
Finding 17.72.020: The proposed Central Point Station project includes new construction greater than
S, 000 sf, is of significant interest and impact to the City and qualifies as a Major Project. It is being
processed using Type III procedures.
Conclusion 17.72.020: Consistent.
17.72.030 Information Required
Application for site plan and architectural review shall be made to the community development department and
shall be accompanied by the application fee prescribed in the city of Central Point planning department fee
schedule. The application shall be completed, including all information and submittals listed on the official site
plan and architectural review application form.
Finding 17.72.030: The Central Point Station Mixed-use application was reviewed for completeness and
accepted as complete per the notice of completion dated July 2, 2020.
Conclusion 17.72.030: Consistent.
17.72.040 Site Plan and Architectural Standards
In approving, conditionally approving or denying any site plan and architectural review application, the approving
authority shall base its decision on compliance with the following standards:
A. Applicable site plan, landscaping and architectural design standards as set forth in Chapter 17.75,
Design and Development Standards.
Finding I7.72.040(A): The project is located within the TOD District. Design and development
standards for projects in the TOD District and Corridor are in Chapter 17.67 of the CPMC. The proposal
has been reviewed against applicable criteria and found to comply.
Conclusion 17.72.040(A): Consistent.
B. City of Central Point Department of Public Works Department Standard Specifications and Uniform
Standard Details for Public Works Construction.
Finding I7.72.040(B): The Parks & Public Works Department reviewed the application for compliance
with the Standard Specifications and Uniform Standards Details for Public Works Construction. The
Public Works Department has not recommended any conditions of approval.
Conclusion 17.72.040(B): Complies.
C. Accessibility and sufficiency of firefighting facilities to such a standard as to provide for the
reasonable safety of life, limb and property, including, but not limited to suitable gates, access roads
and fire lanes so that all buildings on the premises are accessible to fire apparatus.
Finding I7.72.040(B): Fire District #3 evaluated the proposal and determined that adequate water
supply and access are sufficient, provided that additional review will occur at the building plan submittal.
Aerial apparatus access is required for the 4 story building but road right of way is sufficient. The
applicant may be required to provide I or 2 internal hydrants based upon file flow requirements. A
single FDC (Fire Department Connection) for the complex would be desirable in a mutually agreed to
location.
Conclusion 17.72.040(B): Complies as conditioned.
PART 3
SUMMARY CONCLUSION
As evidenced in findings and conclusions, the proposed Central Point Station mixed-use site plan and
architectural plan is consistent with applicable standards and criteria in the Central Point Municipal
Code as conditioned.
ATTACHMENT " L to
PLANNING COMMISSION RESOLUTION NO. 881
A RESOLUTION APPROVING A SITE PLAN AND ARCHITECTURAL REVIEW
APPLICATION FOR CENTRAL POINT STATION, A MIXED-USE DEVELOPMENT
WITHIN THE TWIN CREEKS TOD MASTER PLAN AREA AND HIGH MIX
RESIDENTIAL ZONE
(FILE NO. SPAR -20008)
WHEREAS, the applicant has submitted a site plan and architectural review application to develop a
2.19 acre site within the HMR, High Mix Residential zone with 5 buildings consisting of 6,132 square
feet of commercial space, 10 VRBO spaces and 56 residential units, site landscaping and parking lot
improvements; and,
WHEREAS, on August 4, 2020, the City of Central Point Planning Commission conducted a duly -
noticed public hearing on the application, at which time it reviewed the Staff Report and heard
testimony and comments on the application; and
WHEREAS, the Planning Commission's consideration of the application is based on the standards
and criteria applicable to the TOD-HMR, High Mix Residential section 17.65, Application Review
Process section 17.66 and Design Standards — TOD District section 17.67, Site Plan and Architectural
Review section 17.72 of the Central Point Municipal code; and
WHEREAS, the Planning Commission determines that VRBOs are classified as Other Traveler
Accommodation per NAICS, Sector 72119 providing short-term lodging and a use that is more
commercial and appropriate to the HMR zoning district; and
WHEREAS, after duly considering the proposed use, it is the Planning Commission's determination
that, subject to compliance with conditions as set forth in the Staff Report (Exhibit "A") dated August
4, 2020, the application does comply with applicable standards and criteria for approval of the site
plan and architecture.
NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by
this Resolution No. 881, does hereby approve the Site Plan and Architectural Review application for
Central Point Station at Twin Creeks as per conditions in the Staff Report dated August 4, 2020
(Exhibit "A").
PASSED by the Planning Commission and signed by me in authentication of its passage this 4`h day
of August, 2020.
Planning Commission Chair
ATTEST:
City Representative
Planning Commission Resolution No. 881 (8/4/2020)